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HomeMy WebLinkAboutAttachmt 1 Reso adopt Ord Rezone, Amnd Stg1&Appv Stg 2 DP RESo.LUTIo.N NO.. 06 - A RESo.LUTIo.N o.F THE PLANNING Co.MMISSION o.F THE CITY o.F DUBLIN RECo.MMENDING THAT THE CITY Co.UNCIL ADo.PT AN o.RDINANCE APPRo.VING AN AMENDMENT TO. THE STAGE 1 DEVELo.PMENT PLAN AND APPRo.VING A RELATED STAGE 2 DEVELo.PMENT PLAN Fo.R A Po.RTIo.N o.F AREA H Lo.CATED AT THE So.UTHWEST Co.RNER o.F DUBLIN Bo.ULEV ARD AND GRAFTo.N STREET AND Bo.RDERED BY DUBLIN Bo.ULEV ARD AND No.RTHSIDE DRIVE IN AREA H o.F DUBLIN RANCH (APN 985-0036-009) P A 05-030 WHEREAS, the Applicant, James Tong (representing Chang Su-O Lin, H. Yao Lin and H. Lien Lin), submitted applications for a 29.2 acre project area located within the Eastern Dublin Specific Plan Area, including a portion of Area H in Dublin Ranch. The applications include: a) an amendment to the existing Stage I Development Plan for Planning Area H; and b) Stage 2 Planned Development Plan for the project area, 29.2 acres located between Dublin Boulevard and Northside Drive at the southwest corner of Dublin Boulevard and Grafton Street. The project proposes a total of 318,000 square feet of retail development, known as Grafton Station, and related site improvements, collectively the "Project"; and WHEREAS, the Project area is south of Dublin Boulevard and north of Northside Drive at the southwest corner of Dublin Boulevard and Grafton Street and the property is currently vacant; and WHEREAS, on March 21,2000, the City Council approved a Stage 1 Development Plan for Area H (PA 98-070); and WHEREAS, upon preparation of the application described above, the Applicant determined that the Stage 1 Development Plan approved in 2000 was based on an inaccurate estimate of gross acres of the Project area, requiring revision to reflect the total actual acreage of29.2 acres; and WHEREAS, the Applicant requests that the list of permitted and conditionally permitted uses in the Stage 1 Development Plan approved in 2000 be amended to include uses which are compatible with typical shopping centers and consistent with uses permitted in the Dublin Zoning Ordinance for shopping centers; and WHEREAS, the Applicant has submitted a complete application which is available and on file in the Planning Division for a Stage 2 Development Plan for the Project; and WHEREAS, the City has prepared an Addendum to a previously adopted Program Environmental Impact Report (EIR) for the Eastern Dublin Extended Planning Area which includes an analysis of the potential environmental effects of the proposed Project; and WHEREAS, on July 25, 2006, the Planning Commission adopted Resolution 06-_ recommending that the City Council adopt an Addendum to the program EIR previously certified for this area, which is incorporated herein by reference; and ATTACHMENT 1 WHEREAS, a Staff Report, dated July 25, 2006 and incorporated herein by reference, described and analyzed the Project, including the proposed amendments to the General Plan and Eastern Dublin Specific Plan; and WHEREAS, the Planning Commission reviewed the Staff Report and the Addendum to the previously certified EIR at a duly noticed public hearing held on July 25, 2006 at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hold a public hearing on said Project application on July 25, 2006; and WHEREAS, the Planning Commission did use its independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. No.W, THEREFo.RE, BE IT RESo.LVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said Stage 1 Development Plan Amendment and Stage 2 Planned Development Zoning: A. The proposed amendment will be harmonious and compatible with eXlstmg and potential development in surrounding areas because: 1) the proposed development is consistent with the approved development for this property as approved under the Stage I Planned Development Zoning; and 2) the proposed development is consistent with the type of development, regional serving retail, as envisioned in the Eastern Dublin Specific Plan. B. The subject site is physically suitable for the type and intensity of the zoning district being proposed because I) the project site will have a Floor Area Ratio (FAR) of .25 which is consistent with the FAR established in the Stage I Development Plan and the Eastern Dublin Specific Plan; 2) the proposed project will include retail and office uses which is consistent with the land use designations of General Commercial and General Commercial/Campus Office; and 3) as amended, the Stage 1 Development Plan will permit a maximum of 318,000 square feet of retail floor area which will maintain a FAR of .25 and will therefore be consistent with the Stage 2 Planned Development Rezone. C. The proposed amendment will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety, and welfare because: 1) the project will comply with all City of Dublin regulations. D. The proposed amendment and the Stage 2 Planned Development Rezone is consistent with the Dublin General Plan, Eastern Dublin Specific Plan and the Stage 1 Planned Development Zoning because: 1) the proposed amendments to the use list are compatible with the permitted, conditional and temporary uses established under the Stage 1 Development Plan approved by the City Council; 2) the proposed amendments to the list of permitted, conditional and temporary uses are consistent with the land use designations of General Commercial and General Commercial/Office and the Eastern Dublin Specific Plan Tassajara Gateway subarea which envisions a mix of regional and community serving retail on the project site; 3) the proposed amendments to the site area to increase the overall gross acreage to 29.2 acres is due to the realignment of Dublin Boulevard and a more accurate measurement of the site since the adoption of the Stage I Development Plan; 4) the proposed Stage 2 Rezone is compatible with the intent of the Eastern Dublin Specific Plan for the Tassajara Gateway subarea and the Stage 1 Development Plan as 2 amended; and 5) the Stage 2 Rezone includes design guidelines to create a shopping center with a main street character which is compatible with development in the neighborhood and the future development in Area G along Grafton Street. E. The proposed Planned Development Zoning District meets the purpose and intent of Chapter 8.32 Planned Development Zoning District of the Dublin Zoning Ordinance because: I) the proposed project is consistent with the Eastern Dublin Specific Plan and the Stage 1 Development Plan, as amended; 2) the project site has been designed to reduce impacts on the residential development across Dublin Boulevard and to be compatible with the community-serving retail development along Grafton Street in Area G; 3) the project site includes attractive landscaping and site elements including a location for public art, light fixtures, benches, plazas and pedestrian paths to create an attractive landscape palette and material palette for the shopping center; and 4) the Stage 2 Development Plan includes design guidelines to create an attractive shopping center which is compatible with the surrounding developments. F. Development under the Planned District Development Plan will be harmonious and compatible with existing and future development in the surrounding area because: 1) the layout of the shopping center has been designed with respect to adjacent properties; 2) the shopping center has been designed to locate unsightly uses away from the adjacent residential development on Dublin Boulevard; 3) storage areas, mechanical equipment and loading areas are focused away from the center of the shopping center and the main streets and have been screened from view to create an attractive development; and 4) the design of the shopping center has been designed to be compatible with the adjacent developments. BE IT FURTHER RESo.LVED that the Planning Commission does hereby recommend that the City Council approve the Stage 1 Development Plan Amendment and the Stage 2 Planned Development Zoning in substantially the form attached as Exhibit A for P A 05-030 Grafton Station shopping center. PASSED, APPRo.VED, AND ADo.PTED this 25th day of July 2006 by the following vote: AYES: No.ES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:IPA#\2005\05-030 Lowe'sIPC PH\PC Reso PD and stage I.DOC 3 Stage 2 Development Plan Stage 2 Planning Development Zoning District (P A 05-030) Grafton Station Shopping Centerl Dublin Ranch Planning Area H (APN 985-0036-009) This is a Stage 2 Development Plan pursuant to Chapter 8.32, Planned Development Zoning District, of the Dublin Zoning o.rdinance for Grafton Station located at the southwest corner of Dublin Boulevard and Grafton Street and bordered by Dublin Boulevard and Northside Drive. This Development Plan meets all of the requirements for Stage 2 Planned Development review of the project. This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits prepared by MacKay and Somps, received by the Planning Division on July 17, 2006, and Landscape Plans prepared by GLS Architecture/Landscape Architecture, received by the Planning Division on July 17, 2006, referred to as Project Plans labeled as Attachment XX to the XX City Council Agenda Statement, stamped approved and on file in the Planning Department. The Planned Development District allows the flexibility needed to encourage innovative development while ensuring that the goals, policies and action programs of the General Plan, Eastern Dublin Specific Plan, Stage 1 Planned Development Zoning and provisions of Section 8.32, Planning Development Zoning District of the Zoning Ordinance are satisfied. The Stage 2 Planned Development Zoning District Development Plan meets the requirements of Section 8.32.040.B of the Zoning Ordinance and consists ofthe following: I. Zoning 2. Permitted Uses 3. Conditional Uses 4. Temporary Uses 5. Accessory Uses 6. Dublin Zoning Ordinance - Applicable Requirements 7. Density & Affordability 8. Development Regulations 9. Parking/Garage and Loading 10. Site Plan and Architecture II. Preliminary Landscape Plan 12. Compliance with Stage 2 Planned Development Plans Stage 2 Planned Development Zoning District Development Plan 1. Zoning PD, Planned Development Zoning District. Eastern Dublin Specific Plan and Stage 1 Development Plan states that the land use for this property is General Commercial and General Commercial/Campus Office which permits retail and office uses. EXHIBIT A PO, Planned Development Zoning District PA 05-030 Grafton Station 2. Permitted Uses Permitted uses shall be as adopted by Ordinance XX, the amended Stage I Planned Development Zoning Development Plan (P A 05-030) and as shown as follows: PD-General Commercial The following are permitted uses for the Planned Development General Commercial site: a. Community-serving retail uses including but not limited to: Auto parts Bookstore Clothing/apparel/accessories Drug store Electronics/computers General merchandise store Grocery/food store Hardware/home improvement store Hobby shop Home furnishings and appliances Other retail uses automatically permitted in the C-2 District Pets and pet supplies Shoe store Sporting goods Stationary and office supplies Toy store b. Regionally-oriented, high volume, retail uses including but not limited to: Discount centers Factory stores Furniture outlets Home improvement centers Promotional centers c. Service uses including but not limited to: Administrative Office Bank, savings and loan and other financial institutions Barber/beauty shop/nail salon Copying and printing Dry cleaner (no plant on premises) Formal wear -rental In-Patient and Out-Patient Health Facilities as licensed by State Department of Health Services Laboratory Laundromat Locksmith Photographic studio Real estate/title office Shoe repair 2 PO, Planned Development Zoning District PA 05-030 Grafton Station Tailor Travel agency Watch and clock repair d. Eating, drinking and entertainment establishments including but not limited to: Bagel shop Bar/cocktail lounge Cafe Coffee house Delicatessen Ice cream/yogurt Microbrewery Restaurant - no drive-through Theater - indoor (Dinner, Movie, Live Play, etc.) PD-Campus o.ffice The following are permitted for Planned Development Campus Office site: Administrative headquarters Ancillary uses that provide support services to businesses and employees including but not limited to: restaurants, convenience shopping, copying services, blueprinting, printing and branch banks. Business and commercial services Business, professional and administrative offices Laboratory Research and development 3. Conditional Uses Conditional uses shall be as adopted by Ordinance XX, the amended Stage 1 Planned Development Zoning Development Plan (PA 05-030) and as shown as follows: PD-General Commercial Animal hospital (no kennel) (PC) Day Care Center (PC) Drive-through/drive-in facility (PC) Hotel and motel(PC) Nightclub (ZA) Other uses which could meet the intent of the General Commercial land use designation per the determination ofthe Community Development Director (PC) Recreational facility/indoor (ZA) Service station (PC) PD-Campus Office Day Care Center (PC) 3 PO, Planned Development Zoning District PA 05-030 Grafton Station Health services/clinics (ZA) Hotel/motel (PC) Hospital/medical center (PC) Limited light manufacturing, assembly, warehousing and distribution activities (uses that do not produce noxious odors, hazardous materials, or excessive noise) (PC) Other uses that could meet the intent of the Campus Office land use designation as determined by the Community Development Director (PC) Recreational facility/indoor (ZA) Service Station (PC) * Key/Decision Maker Authority: ZA Zoning Administrator, PC Planning Commission 4. Temporary Uses Temporary uses shall be as adopted by Ordinance XX, the amended Stage 1 Planned Development Zoning Development Plan (PA 05-030) and as shown as follows: PD-General Commercial Arts and crafts fair Christmas tree sales Farmers' market Festival/street fair Parking Lot Sales Sidewalk sales Temporary construction trailer Tract and sales office/model home complex PD-Campus o.ffice Arts and crafts fair Festival/street fair Temporary construction trailer Tract and sales office/model home complex 5. Housing PD-General Commercial Mixed-use developments including residential uses may be permitted at a Stage 2 Planned Development/Development Plan application if location and design ensure compatibility and if the incorporation of residential uses meets the intent of the Eastern Dublin Specific Plan. 4 PO, Planned Development Zoning District P A 05-030 Grafton Station PD- Campus o.ffice Mixed use developments including residential uses may be permitted at a Stage 2 Planned Development if the following conditions are met: a. Ifthe development meets a specific housing need in the community. b. Ifthe established traffic levels of service are not exceeded. Appropriate traffic study(s) may be required to make the proper determination regarding traffic levels of service. c. If the development creates a pedestrian orientated attractive environment. d. That the project is consistent with the intent of the Specific Plan and does not result in adverse environmental or service impacts. e. Residential uses may not occupy more than 50% of the developed area 6. Dublin Zoning o.rdinance - Applicable Requirements Except as specifically modified by the provisions of this PD, Planned Development Zoning District Development Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD, Planned Development Zoning District Development Plan. 7. Density Site Area: "=29.2 acres (gross) .25 318,000 square feet FAR: Development Potential: 8. Development Regulations Unless otherwise stated below, all development regulations in this Stage 2 Planned Development Zoning District are subject to the requirements of the C-O and C-2 Zoning Districts and comparable Commercial Zoning Districts. Development Standard Commercial Lot Area: :i:29.2 acres (gross) Lot Dimensions: Lot Width: feet along Dublin Boulevard Lot Depth: feet Setbacks: 10 feet (varies) along Dublin Boulevard 10 feet along Brannigan 10 feet along Grafton Street 10 feet along Northside Drive Required Parkinl!:* Retail One stall per 300 square feet of floor area Office One stall per 250 square feet of floor area Outdoor Storage One stall per 1,000 square feet of floor area 5 PD, Planned Development Zoning District PA 05.030 Grafton Station Eating and Drinking One stall per 100 square feet of floor area Establishment Buildinl!: Heil!:ht 15 feet (minimum) 60 feet (maximum) Floor Area Ratio: .25 *Refer to the section below for discussion on parking requirements. 9. Parking/Garage and Loading A total of 1,206 - 1,226 parking spaces will be required to support the shopping center. Future Site Development Reviews will ensure that parking will be provided to support the entire shopping center. Based on the parking provided, retail uses will be limited based on the availability of parking, Retail parking requirements are located in Chapter 8.76, Off-Street Parking and Loading Regulations of the Dublin Zoning Ordinance. Parking requirements for Metropolitan at Dublin Station are as follows: Use Eatin and Drinkin Establishment Furniture/Large A liance Store General Retail R air Sho Banks and Financial Institutions Outdoor Seating Day Care Center (15+) Medical Office (Health Services/Clinics) Parking/Garage and Loading shall be provided in accordance with the Chapter 8.76, Off- Street Parking Regulations, of the Dublin Zoning Ordinance, except as stated herein and as shown otherwise on the plans and exhibits prepared by MacKay and Somps, received by the Planning Division on July 17, 2006, and Landscape Plans prepared by GLS Architecture/Landscape Architecture, received by the Planning Division on July 17, 2006, referred to as Project Plans labeled Exhibit _ to the XX City Council Staff Report, stamped approved and on file in the Planning Department. 10. Site Plan and Architecture This Development Plan applies to approximately oi29.2 gross acres on the southwest corner of Dublin Boulevard and Grafton Street. The property is located between Dublin Boulevard to the north and Northside Drive to the South. The shopping center will be constructed in phases with the Lowe's building and related site improvements constructed during the first phase. Once complete, the shopping center will have 318,000 square feet of retail floor area. Once complete, the shopping center will have eight retail buildings dispersed throughout the site. 6 PO, Planned Development Zoning District P A 05-030 Grafton Station The Stage 2 Planned Development Rezone includes design guidelines for the shopping center. The goal of the design guidelines is to create a shopping center which maintains the feel of a "Main Street" environment. The guidelines include architectural elements which are compatible with typical main streets which have a variety of architectural styles. See attached plans and design guidelines prepared by MacKay and Somps. labeled Exhibit A received by the Planning Division on July 17, 2006, and Landscape Plans prepared by GLS Architecture/Landscape Architecture, received by the Planning Division on July 17, 2006, referred to as Project Plans labeled Exhibit A to the XX City Council Staff Report, stamped approved and on file in the Planning Department. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 11. Preliminary Landscape Plan The landscape plan reinforces the urban design intent of the vicinity by creating a pedestrian oriented perimeter with sidewalks, street tree planting, and pedestrian paths. The terminus of Grafton Street has been designed to provide a public gathering area with attractive landscaping, a water feature and enhanced paving. An opportunity for public art has also been provided in the traffic circle on Grafton Street. In order to break up the expanse of the parking lot and to provide shade year round in the parking lot, the parking lot has been designed with a large mix of evergreen trees to provide a canopy year round. Deciduous trees have also been included in the parking lot as accent trees. A double row of trees will be planted along Dublin Boulevard. Street trees will also be planted on Grafton Street and the Brannigan Street extension. A bioswale will be constructed adjacent to Northside Drive. The project plans also include lighting, pots, benches and trash receptacles See plans (Sheet L-I, Sections I through 13 and Materials List) prepared by GLS Architecture/Landscape Architecture, received by the Planning Division on July 17, 2006, referred to as Project Plans labeled Exhibit A to the XXXX City Council Staff Report, stamped approved and on file in the Planning Department. 12. Compliance with Stage 2 Planned Development Plans The project shall substantially comply with the project plans and exhibits prepared by MacKay and Somps, received by the Planning Division on July 17, 2006, and Landscape Plans prepared by GLS Architecture/Landscape Architecture, received by the Planning Division on July 17, 2006, referred to as Project Plans labeled Exhibit A to the XX City Council Staff Report, stamped approved and on file in the Planning Department. Such project plans are incorporated by reference. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 7